Floodplain - a nearly flat plain along the course of a stream or river that is naturally subject to flooding.
Impervious Surface - a hardened surface (e.g. concrete, rooftop, asphalt, compacted gravel, etc.) that does not absorb stormwater.
Natural Hydrologic System - the natural sequence through which water passes into the atmosphere as water vapor, precipitates to earth in liquid or solid form, and ultimately returns to the atmosphere through evaporation.
Watershed - a region or area bounded peripherally by a divide and draining ultimately to a particular watercourse or body of water.
Managing the Floodplain
Floodplain management involves identifying flood-prone areas and managing how that area is used. An effective management plan minimizes alterations to floodplains and streambeds, which in turn reduces flooding and protects floodplain benefits such as enhanced water quality.
The City of Peachtree Corners minimizes potential flooding from future growth by addressing the impact of new development and redevelopment on stormwater. Floodplain regulations and development restrictions can greatly reduce future flooding impacts, preserve greenspace and habitat, control floodwaters, and protect water quality. Additionally, floodplains benefit the community by protecting endangered species and providing a space for recreational activities.
This web page’s purpose is to bring awareness to the City’s ability to provide floodplain information on your property. As a public outreach effort, the page contains many useful tips regarding flood insurance, flood safety, floodplain protection, and flood damage mitigation.
Peachtree Corners is bordered by the Chattahoochee river to the north. This is the main water body and most tributaries and streams in Peachtree Corners lead to this primary water source. As a result, flooding damage can occur when streams are inhibited, and water cannot reach the river.
Know Your Flood Hazard
A floodplain is a flat area of land adjacent to a river that can experience flooding. It is important for residents to find out if their property falls in an area where flooding is a hazard. If you want to know if a property is in the Special Flood Hazard Area, view the City of Peachtree Corners Floodplain Map and type in your address to find your property on the map. You can also identify which local watershed your property is in by viewing the City Watershed Map.
The city can provide information about flood hazards, flood insurance ratings, and natural floodplain functions of areas that should be protected. For questions pertaining to the floodplain, email the City’s Certified Floodplain Manager, Katherine Francesconi at firstname.lastname@example.org.
Insure Your Property for Your Flood Hazard
Property owners within floodplains are advised to have flood insurance since regular homeowner’s insurance excludes flood damage coverage. Typically, there is a 30-day waiting period from the date the insurance is purchased before the actual policy goes into effect. If you don’t have flood insurance and are interested in getting coverage, please speak with your insurance agent and read about mandatory floodplain insurance.
Flood insurance is available to protect homes, condominiums, apartments and non-residential buildings, including commercial structures. A maximum of $250,000 of building coverage is available for single-family residential buildings; $250,000 per unit for multi-family residences. The limit for contents coverage on all residential buildings is $100,000, which is also available to renters. Commercial structures can be insured to a limit of $500,000 for the building and $500,000 for the contents.
Please visit floodsmart.gov for information on where and why to buy flood insurance. Flood damage isn’t covered by standard homeowners’ insurance policies, and just one inch of floodwater can cause more than $25,000 in damage.
Peachtree Corners is a participant in the National Flood Insurance Program (NFIP) which is backed by the Federal government and is available to everyone, even for properties that have been flooded. Buy an NFIP policy from your insurance company. Even if your home is in a low- or moderate-risk flood zone, FEMA recommends purchasing insurance from NFIP. More than 25 percent of flood insurance claims come from properties that are not in identified high-risk zones. Flood insurance covers all surface floods. Know the flood risk in your area .
For insurance purposes, view the Georgia Digital Flood Insurance Rate Map (DFIRM) .
Everyone should be aware of the safety steps to take should a flood occur. Deceptive in nature, floods can quickly become life threatening. Listening for flood warnings on local television and radio stations, NOAA Weather Radio, and even local warning signals, and having an evacuation plan in place is key to avoiding dangerous situations. Note that a flood watch means conditions are favorable for flash flooding while a flood warning means that flash flooding is about to happen. Other flood safety tips include:
- Preparing an emergency supply of food and water
- Moving to higher ground
- Avoiding driving in flooded areas and walking through flowing water
- Depths as little as six inches can sweep you away
- Depths of 12 inches or more can damage and move your car
- Don’t smoke, use candles, or open flame until gas has been turned off and the room has been well ventilated
- Don’t use appliances that have gotten wet unless they have been taken apart, cleaned and dried
- Small animals have been flooded out and they may be looking for shelter in your home
- Floors and stairs may be covered with mud causing them to be slippery and difficult to navigate
- Have a prepared plan of evacuation for all occupants and a meeting place in the event of an emergency
- Act quickly; save yourself, not your belongings
- Secure your home – lock doors and windows
- Watch for washed out roads and avoid downed power lines
Read how to protect yourself from floods .
Visit the United States Geological Survey (USGS) WaterWatch and the National Weather Service Advanced Hydrologic Prediction Service for information on the real time stage height of the Chattahoochee River and Crooked Creek in comparison with the average height and flooding height.
See also the USGS National Water Information System .
You can protect your property by floodproofing basements, ensuring downspouts are pointed downhill and away from home, storing valuables in waterproof containers, and retrofitting your home in many other ways. Retrofitting means making changes to an existing building to protect it from flooding or other hazards. FEMA suggests Elevation, Wet Floodproofing, Relocation, Dry Floodproofing, Levee and Floodwall, and Demolition to raise the house.
Other flood prevention tips are:
- Review Your Landscaping
- Routinely clean and maintain gutters, downspouts, and splashpads so rainwater flows away from your house
- Clear debris from drainage ditches and storm drains
- Improve your lot grading to facilitate positive and safe drainage
- Close any cracks with mortar, caulk or hydraulic cement
- Seal walls in your basement with waterproofing compounds to avoid seepage and make sure flood drains are free from obstructions
- Sump pumps propel groundwater away from your homes an can be an excellent defense against seepage and flooding. Choose a pump with a battery backup in case the power goes out.
- Install drain plugs for all basement floor drains to prevent sewer backups
- Have a licensed plumber install sewer backflow valves for all pipes entering the building to prevent flood and wastewater from backing up into your home through toilets, sinks, and other drains
- Raise and anchor service equipment and appliances such as air conditioning units, water heaters, heat pumps, and water meters onto platforms so they are at least one foot above the potential flood height
- Move major appliances such as washers, dryers, and hot-water heaters above the ground floor
See FEMA's Homeowner's Guide to Retrofitting to learn more about retrofitting your home.
To report illegal dumping into the drainage system, please call 678-691-1200.
The City of Peachtree Corners provides one-on-one advice specific to your property about how you could better equip your property to be resistant to flood damage. The city can also provide financial advice for how you can receive aid and discounts for making your property more flood resistant.
If you would like to discuss possibilities of improvement, please call our Stormwater Engineer, Katherine Francesconi at (470) 395-7033 to schedule an on-site appointment.
Prior to any building, please contact or submit a request for a permit from the Building Department. Land development changes the natural hydrologic system and forces water to find a new path from the earth to the atmosphere in response to the altered landscape. Impervious surfaces such as rooftops, driveways, streets, and parking lots contribute to stormwater runoff by preventing rainwater from soaking into the ground. These structures along with drainage systems including gutters, storm sewers, and lined channels can make flooding and erosion worse.
Since floodplains are naturally subject to flooding, building in these areas only intensifies the effects of land development. In areas where water drains off, rapid development can cause properties and structures previously unaffected by flooding to become vulnerable. As a result, flood hazard areas have greater building restrictions and require permits before alterations can be made. Development without a permit is illegal and should be reported to the City. All floodplain building and development need a local permit.
New Development and Construction Rules in Floodplains:
- Detailed site and architectural plans showing enclosures, elevations, foundation openings, floodproofing, storage calculations, grading, flood profiles, etc.
- Can’t raise base flood elevations more than 0.01 foot
- Can’t reduce flood storage capacity or change flow characteristics to the depth and velocity of flood waters
- Verification of “No Rise” conditions
- Coordination with FEMA through Letters of Map Changes upon any significant floodplain changes
- New and Substantial Improvements to residential buildings in the floodplain shall have the lowest floor at least 3 feet above the base flood elevation.
- Creation of new residential lots shall have sufficient buildable area outside of the floodplain to prevent encroachments
To report illegal floodplain development or to ask about permit requirements, please call our building department at 678-691-1200.
Peachtree Corners is located along the Chattahoochee river and has a number of small streams and tributaries throughout the city. These water bodies all have natural floodplains that are important for wildlife and ecosystems. For more information on where they exist within Peachtree corners and the importance of preservation visit:
Additional available resources online:
Get answers to some common questions asked , such as:
- My Home Or Business Just Flooded--What Should I Do?
- What Should I Know And Do Before, During And After A Flood?
- I Don't Have Flood Insurance--Why Do I Need It?
- I Have Flood Insurance--Do I Really Need To Keep It?
- Who Can Buy Flood Insurance?
- How Can I Buy Flood Insurance?
- How Do I Renew, Change Or Pay For My Flood Insurance Policy?
- My Question Is About Flood Maps--What Should I Do?
- What Can I Do To Prepare For Or Even Reduce Flood Damage? And Can Doing These Things Lessen How Much I Pay For Flood Insurance?